Farm - Ty Coch, Cwmduad, Carmarthen, Carmarthenshire

Services: Advised mains electric. Mains water to house and back up to outbuildings, private supply to land (as a whole). Private drainage. Council tax band 'E' £1395.82 (11/12). Mixture of timber framed single glazed and UPVC double glazed windows.

Directions: From Newcastle Emlyn proceed on the A484 towards Carmarthen. On leaving the village of Rhos, carry on along the straight stretch, ignoring the left hand turning for Pencader/Llanpumsaint. Tycoch will be the next property on the left hand side with our 'For Sale' board erected.

Description: The property can be described as a typical Welsh family farm, having been used over the last few decades as a suckler cow/store cattle rearing unit, and is set some 800 feet above sea level. The homestead, which is set slightly back from the main road, has the detached stone and slate house (with later built block extension to the rear, with newly renovated in 2011 flat roof) set on one side, with the outbuildings set opposite, which are of block and corrugated iron construction mostly. The land surrounds the homestead on three aspects and is level with fields of permanent pasture, some being wettish in nature, but providing potential for further improvements.

The property can be offered as a whole or in 2 lots – homestead and 30.67 acres and 52.45 acres available separately. Single Farm Payment Entitlements are available to purchase by separate negotiation, which cover the majority of land acreage.

The dwelling house has been upgraded over the years, recent works including damproofing etc. (please refer to vendors regarding proof of invoices etc.), and provides comfortable family accommodation, and has the potential for expansion, subject to necessary consents.

Accommodation: (All measurements are approximate)

Front entrance porch with upper level windows on brick plinth and side timber entrance door, with Terrazzo tiled floor, leading to Aluminium opaque glazed front door into;

Lounge : 14'9" x 14'5" with window to front and side, 2 radiators, double power point, tiled surround open fireplace, textured ceiling, opaque glazed door off to dining room, stairs to first floor and under stair cupboard, door off to;

Living Room/Kitchen: 27'9" x 9'10" overall. With window to front, patterned quarry tiled floor in living area and Terrazzo tiled in kitchen area. Oil fired Rayburn, heats domestic hot water. Doorway off to utility room, half tiled walls, part tongue and groove walls, recently fitted (2010) new kitchen base and wall units with marble effect worktops, 1 ½ bowl sink unit with single drainer and mixer tap over, cooker point, tiled splash backs, double power point, single power point, window to side and rear looking out over garden area, coved and textured ceiling, opaque panel door off to;

Dining Room: 14'8" x 12'11" with window to rear, radiator, electric storage heater, coved and textured ceiling, single power point, door into lounge.

Utility: 14'5" x 13'5" with timber door to fore exterior, window to front, Terrazzo tiled floor, Belfast sink set on brick plinth, worktop area and plumbing beneath for washing machine and dishwasher. LP gas cooker connection, access to loft space and doors off to;

Boiler Room: With Worcester Oil fired central heating boiler and shelving.

Separate WC: With opaque window to rear.

Rear Porch: With block plinth and upper level window to rear, door to side exterior, and door off to Store Room: 14'2" x 13'9" with window to rear, double power point, door to fore exterior.

Stairs to first floor Landing: With access to loft space.

Bedroom 1: 14'4" x 9'6" with window to front and side, radiator, 6 integral ceiling spotlights, double power point.

Boxroom: With window to front.

Bedroom 2: 14'5" x 7'3" with window to front and side, double power point, radiator, coved and textured ceiling.

Airing cupboard with hot water cylinder with immersion heater fitted and shelving.

Bathroom: 9'6" x 8'10" with coloured suite of panelled bath, W.C., pedestal wash hand basin. Radiator opaque window to rear, tiled walls.

Bedroom 3: 13'8" x 13' with radiator, window to side and rear, double power point, pedestal hand wash basin, coved and textured ceiling, fitted suite of wardrobes.

Externally: Concrete based drive leading into yard area, with car parking area to side, and prefab double garage 18' x 18' (externally) with up and over door, newly fitted, and window to sides. Concrete path leading around rear of house to rear porch, and step up to semi elevated large lawned area with shrubs and trimmed coniferous shelter belts. Separate small lawned area to rear of house with plastic central heating oil tank. Separate vegetable plot, bounding with roadside hedge.

The outbuildings are set opposite the house, and lend themselves for various uses:

30' x 15' part block wall and corrugated iron clad half round store shed/grain barn and adjoining block former dairy to one side and 30' x 21' lean-to to the other and further 28' x 12' loose box with concrete manager. Former railway truck container store. 45' x 36' block built former double sided cowshed, with wide central passage and feed alleys to both sides. Adjoining dairy area to rear with single power point, engine room and feed store with water tap. Dutch barn 87' x 21' overall with 18' x 15' lean-to at one end with sheeted gate. Adjoining on one side is a 100' x 30' loose housing shed with raised concrete barrier manger to one side and water tank. Sheeted gates at both ends, with one opening out to exercise yard area and hardcore track, with post and rail fenced boundary leading up to further range of loose housing buildings split into 3 sections: 84' x 24' with concrete floor and water tank; 84' x 21' with concrete floor and water tank and raised concrete barrier manager; 45' x 14' with earth floor, and sheeted gate, door to one side. Further 57' x 12' machinery/fodder store area.

Bounding with the vegetable plot area is a concrete base midden storage area, and access out to grass collecting pen area.

Mains water supply to house and normal private supply to yard, but with mains back up connection.

The land is level to gently sloping, and arranged into small to medium sized enclosures, with various watering points from natural sources. The private water well supplying the yard and fields is located near to the eastern boundary. Should the property be split up (as per noted on the schedule of acreage) then the private supply will need to be retained with lot 2. The land is down to permanent pasture, and is naturally wettish in places, but capable of growing grass all year round. Boundary fencing is for cattle. On the southern boundary, a private track leads to a number of properties, and the fields bounding with the track have a right of way to access them, which makes it easier for harvesting purposes.

The homestead totals to some 1.19 acres with the balance as pasture. A disused path crosses OS No. 1434 in an east to west direction, and was probably used as a shortcut in days gone by, but is not used now.

IACS the land is registered for IACS purposes (prospective purchasers to satisfy themselves regarding eligibility).

Single Farm Payment Units: Some 29.54 Standard Welsh Units, with Euro value of 313.09/unit is available to purchase by separate negotiation.

The purchaser will take to and pay for in addition to the purchase price of the following items:

1. Cultivations carried out and expenditure incurred in anticipation of 2012 cropping.

2. Any unconsumed fodder, fuel and stores.

3. Any council tax and similar paid by the vendor in advance.

Rights of Way: The property is sold with the benefit of rights including right of way, whether public or private, light support, drainage and water, and electricity supplies and other rights, easements, quasi easements and restrictive covenants, all existing and proposed way leaves for masts, pylons, stays, cables, drain and water, gas and other pipes, whether referred to in these particulars or not.

Schedule of Acreage Available by request.